Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    20815 S La Grange Rd Frankfort, IL 60423

    Sponsored
    For Sale
    $225,000

    COMMERCIAL - Frankfort, IL

    Lot size:
    0.10 Acres
    Days on Market:
    90
    Last Refresh:
    Feb 2 at 8:06 am

    Property Features for 20815 S La Grange Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Zoning
    COMMR
    APN
    0000000000000000
    Lot size
    0.10 Acres

    Utilities

    Utilities
    Natural Gas Available
    Cooling system
    Central Air

    Building Details

    Floors in Building
    1

    We can help!

    Listing Contact
    Ruben Vallejo
    Ruben Vallejo

    Village Realty (708) 478-1212

    Listing agent Ruben Vallejo (708) 560-3499

    Listing date Nov 5, 2025

    MLS# 12326565

    Copyright © 2026 Midwest Real Estate Data, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Established Children's Entertainment Business

    This well-established children's entertainment business is available for purchase. Tiny Tots Play Cafe, a family-owned indoor playground in Frankfort, Illinois, caters to children aged 0-6 and their caregivers. The spacious play area features safe and engaging equipment, including a playground, imaginative play sets, and ride-on toys. A dedicated infant and toddler section ensures the youngest visitors can play safely. Caregivers can relax in the fully stocked cafe, offering a variety of coffee, healthy drinks, and snacks. Amenities include Wi-Fi and comfortable seating with clear views of the play area. Tiny Tots Play Cafe also hosts private events, providing a cozy and enjoyable environment for celebrations. The business is located in Frankfort, Illinois. The sale includes all furniture, fixtures, equipment, and inventory, as well as the business name, phone number, and website. The sellers are willing to provide training during the transition. The property is zoned COMMR and has a lot size of 0.1 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Masks & More Outlet Protective Clothing Supplier Tiny Tots Play ... Indoor Playground

    Suggested Use

    Law Firm Realty agency Restaurant Spa & Massage Hair Salon Dental Office Nail Salon Building Supply Auto Repair Shop Clothing Store

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    fresh flowers

    Location Insight

    • Map
    • Local Demand
    City
    Frankfort
    County
    Will
    State
    Illinois
    Longitude
    -87.8475759
    Latitude
    41.5116157

    Nearby Similar for Sale

    • $839,000
      0.41 Acres

      Downtown Frankfort End Cap Unit

      Commercial unit in historic district with high-end finishes.
      1 Old Frankfort Way, Frankfort, IL 60423
      View Details
    • $1,200,000
      1.15 Acres

      Two-Story Office Building in Frankfort

      Two-story office building with finished basement and potential rental income.
      9999 W Lincoln Hwy, Frankfort, IL 60423
      View Details
    • New
      $1,350,000
      0.95 Acres

      Frankfort Retail Strip Center

      Fully leased retail property on high-traffic street in Frankfort, IL.
      7805-7821 W Lincoln Hwy, Frankfort, IL 60423
      View Details
    • $2,500,000
      22 SF

      Frankfort Multi-Use Estate on 22 Acres

      Versatile 22-acre estate with four buildings and development potential.
      22660 S Harlem Ave, Frankfort, IL 60423
      View Details
    • $126,000

      Move-In Ready Home in 55+ Community

      Desirable 55+ community home with front porch and back deck.
      22942 S Glen Eagle Dr, Frankfort, IL 60423
      View Details
    • $425,000
      2,900 SF

      Designer Two-Story Unit with Upgrades

      Spectacular two-story unit with finished walk-out lower level.
      8638 Saddlebred Ct, Frankfort, IL 60423
      View Details
    • $639,900

      Luxurious Duplex Model Home

      New duplex model home with lavish ranch-style living.
      8855 Milwaukee Breakwater Dr, Frankfort, IL 60423
      View Details
    • Contact for pricing
      1 SF

      Grocery Anchored Retail Center

      Strong performing retail center in Frankfort, Illinois, anchored by Jewel-Osco.
      21164 S La Grange Rd, Frankfort, IL 60423
      View Details
    • $2,650,000
      22,052 SF

      Free Standing Manufacturing Property

      Manufacturing property with extra land in excellent condition near I-57.
      9325 Corsair Rd, Frankfort, IL 60423
      View Details
    • Contact for pricing
      19,900 SF

      Medical Office Building For Sale

      19,900 SF medical office building on 4.8 acres.
      222 Colorado Ave, Frankfort, IL 60423
      View Details
    • $2,650,000
      22,052 SF

      Free Standing Manufacturing Property

      Manufacturing property with extra land, excellent condition, close to highways.
      9325 Corsair Rd, Frankfort, IL 60423
      View Details
    • Contact for pricing
      22,500 SF

      Frankfort Industrial Building with Offices

      22,500 SF industrial building with warehouse and office space.
      22749 Citation Rd, Frankfort, IL 60423
      View Details

    FAQs

    What type of property is this?
    Storefront property - Family-owned indoor playground with cafe in Frankfort, Illinois.
    Where is this storefront property located?
    The property is located at 20815 S La Grange Rd Frankfort, IL.
    What is the asking price?
    The asking price for this property is $225,000.
    What are key features of this property?
    This property features: - Established children's entertainment business with a proven concept.; - Fully equipped indoor playground and cafe, including all furniture, fixtures, equipment, and inventory.; - Designed for children aged 0-6, featuring a safe and engaging play area with a dedicated infant/toddler section.
    (708) 560-3499
    Request Owner's contact information
    20815 S La Grange Rd Frankfort, IL 60423
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    20815 S La Grange Rd
    Frankfort, IL 60423
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    20815 S La Grange Rd Frankfort, IL 60423
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Ruben Vallejo
    Ruben Vallejo
    Real Estate License ID: 475130714
    (708) 560-3499
    Learn more
    Google sign-in failed. Please try again or use another login method.